The honest answer to “how much is my house worth?” starts with what similar homes have really sold for. In Edmonton, the typical (median) sale price in the 12 months to July 2026 was £415,000, across 301 standard sales. That one number hides a wide spread by property type, so here is the breakdown.
What Edmonton homes sold for
| Property type | Median price | Standard sales |
|---|---|---|
| Terraced | £430,000 | 186 |
| Semi-detached | £480,000 | 38 |
| Flats and maisonettes | £256,000 | 70 |
| All types | £415,000 | 301 |
Detached homes are left out because only 7 sold as standard sales, which is too few for a reliable median. The Land Registry counts end-of-terrace homes as terraced and does not separate out bungalows. The median is the middle sale: half of the homes sold for more and half for less.
A typical terraced house sold for £174,000 more than a typical flat. If you only compare your home with the overall £415,000, you will get a misleading answer in one direction or the other.
What sold prices can and cannot tell you
Sold prices are a good place to start, because they show what buyers really paid. They are only a starting point, though.
- They describe a year, not your home. A valuation guide on the RICS firms website lists what a valuer can look at: the construction and materials, the size of the buildings and grounds, outbuildings and parking, structural condition and any serious defects, recent improvements, and the location, including how desirable it is and what amenities are nearby.
- They run behind the market. HM Land Registry says there is typically a gap of two weeks to two months between a sale and its registration, and that data for the two most recent months is incomplete. That is why these figures stop at July.
- They do not cover every sale. The figures use the Land Registry’s standard (category A) residential sales for value. Its separate category B is not included. That covers repossessions, buy-to-lets that can be identified by a mortgage, transfers to non-private individuals and sales of property classed as “other”. In Edmonton the Land Registry recorded 224 category B sales of houses and flats in the same year, against 301 standard ones. Counting them would lower the overall median to about £402,000 and the median flat to about £235,000, so treat the figures above as a guide to standard sales and expect the whole market to look somewhat cheaper, especially for flats.
- They cover a wide area. The figures above are for two postcode districts, so a home on a sought-after street can sit well above them and one needing work can sit below.
“Valuation” means two different things
People use the word for two services.
- An estate agent’s valuation is an opinion of the price your home could achieve, used to set the asking price.
- A RICS valuation is carried out by a RICS registered valuer. The same guide says these follow the RICS Red Book standards, and they are used for purposes such as mortgage lending, inheritance tax and divorce.
The guide treats an estate agent’s appraisal as a different thing from a valuation. If you are selling, an agent’s valuation is what you need to set a price. If a lender or the organisation handling a tax or legal matter asks you for a figure, ask which kind of valuation they require.
How our free valuation works
We contact you to arrange a time that suits you and answer any questions first. A local valuer looks at the home and explains how the figure was reached, based on what is selling nearby. You then get the valuation and our advice on how we would sell it, with no obligation to go ahead. You can request a free valuation online.
Get your own evidence first
- Write down what makes your home yours. Its type, size, condition and any improvements you have made.
- Look at sales nearby. HM Land Registry’s price paid search lets you look up sold prices by postcode or street. It is a beta service. Because of the registration gap the most recent sales will be missing, and it also includes category B sales, so its counts will be higher than ours.
- Ask each agent how they reached their figure, and which recent sales support it. Be wary of any agent who inflates a valuation just to win your instruction.
- Compare, then decide. A figure far above the others needs an explanation.
Our guide to choosing an estate agent lists more questions worth asking. How selling works and the costs of selling cover what happens after you agree a price. For the wider picture around Edmonton, see house prices around Edmonton and Enfield and our Edmonton area guide.
Based on completed sales registered at postcodes in N9 and N18, which only approximate Edmonton’s boundaries and include sales we did not handle. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.
Questions readers ask
How accurate is a free valuation?
It is an opinion of the price your home could achieve, based on the property and on what is selling nearby. It is not a guarantee. The price you actually get is the one a buyer agrees to pay, so ask whoever values your home which recent sales support their figure.
Does a valuation from John Grants cost anything?
No. Our valuation is free and there is no obligation to go ahead.
What if I need a figure for probate, tax or a divorce?
A lender, or the organisation handling a tax or legal matter, may ask for a formal valuation from a RICS registered valuer. An estate agent’s valuation is a different thing. Ask them which kind they accept before you pay for anything.
Do these sold prices include my street?
They cover the whole of the N9 and N18 postcode districts, not individual streets, and they carry no addresses. To look at sales on a particular street, use HM Land Registry’s own search.
Sources
- HM Land Registry, About the Price Paid Data, GOV.UK. Read on 16 October 2026.
- RICS firms website, A guide to residential property valuations, written by Allcott Associates LLP and dated 20 December 2019. Read on 16 October 2026.
- Our own calculations from Price Paid Data loaded on 7 October 2026. The method is the one used for the sold-price figures in our area guides, with the window ending in July so that the last month is complete.
